Carlisle City Zoning Code
ARTICLE XVII
UM Urban Mixed Use District
§ 255-119 Intent; applicability.
[Amended 5-14-2015 by Ord. No. 2222, approved 5-14-2015]
A.
The intent of the Urban Mixed Use District is to:
(1)
Allow a mixture of complimentary land uses that support the downtown and include housing, retail, services, offices, light industrial, and civic uses to create economic and social vitality that connect with the town center;
(2)
Promote appropriate reuse of older industrial buildings;
(3)
Attract employers, businesses, and residents with a balanced mix of uses;
(4)
Provide for land uses that will be compatible with any nearby housing or residentially zoned districts;
(5)
Create a new gateway for downtown Carlisle;
(6)
Create vibrant places and increase pedestrian business activity; and
(7)
Provide a sense of community and place with quality community design.
(8)
By the above items and this reference, to encompass the Traditional Neighborhood Development concepts as expressed in the Pennsylvania Municipalities Planning Code, Article VII-A.
B.
Applicability.
(1)
The provisions of this section are a furtherance of the land use and development controls of land in the Borough. Utilizing the Traditional Neighborhood Development (TND) provisions of the Pennsylvania Municipalities Planning Code (PA MPC), the UM Urban Mixed Use District addresses the unique planning and development issues for larger-scaled infill areas consisting of a mix of commercial, residential and other uses within the Borough.
(2)
This section shall not affect any of the provisions of the Borough Zoning Ordinance as they apply to the Borough as a whole. After a development plan is duly filed, approved, and recorded under the provisions of this section, the land area included in the development plan shall be governed by conditions of this chapter and of this section including those ordinances, in whole or in part, which are incorporated herein by reference.
§ 255-120 Uses permitted by right.
[Amended 7-11-2013 by Ord. No. 2182, approved 7-11-2013; 4-9-2015 by Ord. No. 2220, approved 4-9-2015; 5-14-2015 by Ord. No. 2222, approved 5-14-2015; 9-13-2018 by Ord. No. 2311, approved 9-13-2018; 9-12-2019 by Ord. No. 2344, approved 9-12-2019; 7-11-2024 by Ord. No. 2441; 7-10-2025 by Ord. No. 2460, approved 7-10-2025]
A.
In the Urban Mixed Use District, land, buildings or premises shall be used by right only for the following:
(1)
Bus, taxi, or train station, park-and-ride lot and related vehicle parking.
(2)
Parks, conservation areas and recreation areas held open to the public for use without charge, subject to § 255-199A(34).
(3)
Custom printing, photocopying, faxing, mailing, courier, or delivery service.
(4)
Exercise club.
(5)
Financial institution, not including drive-though facilities.
(6)
Offices and administrative activities.
(7)
College, university, or trade school — educational and support buildings.
(8)
Medical office or small animal hospital, subject to § 255-199A(3).
(9)
Assembly or finishing of products using materials produced elsewhere (such as products from plastics manufactured off site).
(10)
Packaging.
(11)
Printing and bookbinding.
(12)
Research and development, engineering or testing facility or laboratory.
(13)
Wholesale sales (other than motor vehicles), subject to § 255-199A(45).
(14)
Day-care center, adult or child, subject to § 255-199A(2) and (29).
(15)
Emergency services station.
(16)
Membership club, subject to § 255-199A(23).
(17)
Place of worship.
(18)
Youth center.
(19)
Forestry.
(20)
Auditorium.
(21)
Convention center.
(22)
Exposition center.
(23)
Retail sales of goods and/or services, not including an adult use.
(24)
Business or personal services.
(25)
Beverage distributor.
(26)
Video arcade.
(27)
Standard or fast-food restaurant, not including drive-through service, subject to compliance with § 255-199A(36).
(28)
Neighborhood convenience store, limited to operation between the hours of 6:00 a.m. and 12:00 midnight.
(29)
Laundromat, limited to operation between the hours of 6:00 a.m. and 12:00 midnight.
(30)
Professional studio.
(31)
Massage therapist business.
(32)
Community service facilities, including libraries, community centers, and post office.
(33)
Museum.
(34)
Bed-and-breakfast use, subject to compliance with § 255-199A(9).
(35)
Single-family detached dwelling.
(36)
Single-family semidetached dwelling.
(37)
Two-family semidetached dwelling.
(38)
Two-family detached dwelling.
(39)
Townhouses (single-family attached dwellings, subject to § 255-199A(17).
(40)
Garden apartment, subject to compliance with § 255-199A(17), and subject to the following additional requirements:
(a)
The average unit size within the project shall be a minimum of 1,000 square feet.
(b)
Square footage for each apartment unit shall be measured from the outside face of exterior wall to the centerline of interior demising walls, and shall also include any balcony or porch that is exclusive to a single unit.
(41)
Conversion of a principal building that existed prior to the adoption of this zoning district into any use permitted by this district, subject to any requirements that apply to that use.
(42)
Community gardens, subject to compliance with § 255-199A(53).
(43)
Non-tower wireless communications facilities, subject to compliance with § 255-199A(50).
(44)
Mid-rise apartments.
(45)
Mid-rise stacked flats.
(46)
Group home, within a dwelling type permitted by this district, subject to compliance with § 255-199A(18).
(47)
Treatment center, subject to § 255-199A(52).
(48)
Artisan industry.
B.
In the UM Urban Mixed Use District, permitted uses shall also be restricted based on tract size as follows:
§ 255-121 Accessory uses.
The following accessory uses shall be permitted in accordance with § 255-200:
A.
Customary accessory or incidental uses related to a permitted use.
C.
Home occupation, subject to § 255-200D(5).
D.
Commercial communications antenna mounted on an existing permitted structure and which complies with § 255-199A(50).
E.
Warehousing and storage as clearly accessory activities to an on-site permitted use or special exception use, subject to § 255-200D(1).
F.
Indoor retail shops and indoor concessionaires that are clearly accessory to convention or exposition centers, provided the entire space dedicated to these uses does not exceed 25% of the entire indoor floor space being used for the convention or exposition.[1]
[1]
Editor's Note: Former Subsection G, regarding community gardens, added 7-11-2013 by Ord. No. 2182, approved 7-11-2013, which immediately followed this subsection, was repealed 5-14-2015 by Ord. No. 2222, approved 5-14-2015.
§ 255-122 Special exception uses.
The following uses may be permitted as a special exception when authorized by the Zoning Hearing Board, subject to § 255-197 of this chapter:
A.
Activities that are of similar character to uses that are permitted by right or by special exception in this zoning district.
B.
The following uses, provided that all new or expanded areas used for manufacturing areas will be set back a minimum of 75 feet from any existing dwelling or residential district boundary:
(1)
Manufacture of the following:
(a)
Textile and apparel products.
(b)
Computer and electronic products.
(c)
Food products, beverage and tobacco products.
(d)
Wood products.
(e)
Printing and related support activities.
(f)
Furniture and related products.
(g)
Miscellaneous manufacturing, including, but not limited to, sporting goods, toys, medical equipment, jewelry, office supplies, musical instruments, or signs.
(2)
Public utility uses, such as telephone exchange buildings and electric substations, subject to compliance with § 255-199A(33).
(3)
Hotel or motel, subject to compliance with § 255-199A(27).
(4)
Car wash, subject to compliance with § 255-199A(11).
(5)
Tavern, provided that such building is not attached to a building that is principally residential.
(6)
Schools, subject to compliance with § 255-199A(38).
(7)
Commercial recreation, including bowling alley, movie theater, skating rink or miniature golf course.
(8)
Private and semiprivate recreational facilities, subject to compliance with § 255-199A(34).
(9)
Group home, subject to compliance with § 255-199A(18).
(10)
Retirement village, subject to compliance with § 255-199A(37).
(11)
Financial institution, including drive-through facilities, subject to § 255-199A(15).
(12)
Pharmacy with drive-through facilities, subject to § 255-199A(15).
(13)
Standard or fast-food restaurant, including drive-through service, subject to compliance with § 255-199A(36).
(14)
Commercial convenience store.
(15)
Funeral home, subject to compliance with § 255-199A(16).
(16)
Building contractor's headquarters and storage, subject to compliance with § 255-199A(46).
(17)
Recycling collection center, subject to § 255-199A(35).
(18)
Parking lot or parking garage.
(19)
[1]Personal care center.
[Added 5-14-2015 by Ord. No. 2222, approved 5-14-2015]
[1]
Editor's Note: Former Subsection B(19) and (20), regarding mid-rise apartments and stacked flats, were repealed 9-12-2019 by Ord. No. 2344, approved 9-12-2019. This ordinance also renumbered former Subsection B(21) through (23) as Subsection B(19) through (21), respectively.
(20)
Plant nursery/greenhouse.
[Added 5-14-2015 by Ord. No. 2222, approved 5-14-2015]
(21)
Membership club, clubhouse or lodge, private.
[Added 5-12-2016 by Ord. No. 2243, approved 5-12-2016]
§ 255-123 Area and bulk regulations.
[Amended 5-14-2015 by Ord. No. 2222, approved 5-14-2015; 9-12-2019 by Ord. No. 2344, approved 9-12-2019]
Each lot shall meet the following requirements, unless a stricter requirement is established by another section of this chapter:
Area and Bulk Regulations for the Urban Mixed Use District | ||
|---|---|---|
Type | Requirement | |
Minimum lot size: | ||
Single-family detached | 4,500 square feet area per dwelling unit | |
Townhouse/garden apartment | 2,000 square feet area per dwelling unit | |
Other residential | 3,600 square feet area per dwelling unit | |
Nonresidential and mixed-use developments* | 10,000 square feet | |
Front building setback** | ||
Minimum | 5 feet | |
Maximum | 20 feet | |
Minimum side yard, subject to § 255-126 | 16 feet total (if 2 required) 6 feet 1 side (if 2 required) 10 feet (if only 1 required) 5 feet for accessory structure/use or 0 feet along shared (interior) lot line | |
Minimum rear yard, subject to § 255-126 | 15 feet 5 feet for accessory structure/use | |
Minimum paved area setback*** | 10 feet from a street 10 feet from residential use or district 40 feet from residential use or district for new or expanded manufacturing or tractor-trailer loading | |
Minimum lot width: | ||
Garden apartment | 200 feet | |
Townhouse | 20 feet per dwelling unit | |
Other residential | 30 feet per dwelling unit | |
Nonresidential and mixed-use developments* | 60 feet | |
Building coverage | 50% maximum | |
Impervious coverage | 80% maximum | |
Building height | 45 feet maximum; 75 feet by special exception | |
Maximum gross floor area | Gross floor area of a retail sales establishment shall not exceed 15,000 square feet by right. A retail sales establishment with a gross floor area greater than 15,000 square feet, but not to exceed 45,000 square feet, may be permitted by special exception when authorized by the Zoning Hearing Board subject to § 255-197 of this chapter. | |
Dedicated common open space/open space | The development shall provide at least 30% of land area as public common open space. If parking is the primary use, 20 square feet shall be provided for every 10 off-street surface parking spaces and in this case, required sidewalks cannot count towards dedicated open space. | |
NOTES: | |
|---|---|
* Minimum parking requirements for mixed-use developments shall be based upon Article XXV, except that garden apartments, mid-rise apartments, and mid-rise stacked flats shall provide 1.2 off-street parking spaces per dwelling unit having two or fewer bedrooms and two off-street parking spaces per dwelling unit having three or more bedrooms and all other dwelling unit types shall provide two off-street parking spaces per dwelling unit. Minimum parking requirements may include a reduction in the number of required spaces, in accordance with §§ 255-208, 255-209 and 255-126H. | |
** Where an existing front building line is established by at least 50% of the properties in the block, the required setback may conform to such established building setback line. | |
*** Applies to ground-level paving, concrete, stone or similar hard surface. Setback shall be maintained in approved landscaping, except for approximately perpendicular driveway crossings. No fencing shall be placed in paved setback areas, except if necessary around stormwater facilities for safety. |
 Figure 255-123.A |
§ 255-124 Setbacks and screening from existing dwellings or residential districts.
The following standards shall not apply to proposed uses within a mixed-use development:
A.
Minimum setbacks for primarily nonresidential uses from existing dwellings and residential district boundaries:
(1)
Side yard: 25 feet along a contiguous lot line of primarily residential use or district.
(2)
Rear yard: 30 feet along a contiguous lot line of primarily residential use or district.[1]
[1]
Editor's Note: Former Subsection A(3), regarding loading areas, and Subsection B, regarding landscaping and screening, which immediately followed this subsection, were repealed 5-14-2015 by Ord. No. 2222, approved 5-14-2015.
§ 255-125 Design guidelines.
[Amended 5-14-2015 by Ord. No. 2222, approved 5-14-2015]
A.
General project form of mixed-use developments. The design guidelines are intended to address the desire to create mixed-use development within the district which combines the mix of uses required with the intent to locate those uses in a manner that creates a pedestrian-oriented development focused on buildings oriented close to streets and sidewalks (See Figure 255-125.B.1), which is well connected internally and with the surrounding developed context of the district within the Borough. Where appropriate, land uses are mixed on site or are mixed in combination with adjacent uses (existing or planned); and should promote easy access among stores and services by pedestrians, bicyclist and transit riders as well as those accessing the site(s) by motor vehicles.
B.
Design guidelines. In addition to the conditions of this chapter and Chapter 226, Subdivision and Land Development, an applicant must demonstrate how the proposed land development conforms to all of the criteria in Subsection B(1) through (5) below. The guidelines under each criterion must be used to satisfy the criterion, or the applicant may propose an alternative approach, as approved by the Borough Council, that better achieves the intent of the guidelines. Before a development may be approved, the Borough Council must make findings that the proposal satisfies the guidelines. The applicant shall prepare an advisory report to assist the Borough Council.
(1)
Criterion No. 1: Compact Urban Infill Development.
(a)
The site layout is compact, urban in form, and enables future intensification of development and changes in land use over time.
(b)
Guidelines:
[1]
In general, mixed-use developments should be configured so that the nonresidential buildings are located close to an adjoining nonresidential use, close to streets, and/or close to internal public open space.
[2]
Nonresidential uses should be clustered together into groupings to allow for shared use of vehicle parking areas, loading areas and customer dropoff facilities.
[3]
Nonresidential buildings should be grouped along streets so it is a short walking distance from one building to the next.
[4]
Nonresidential buildings should be placed to promote walking between commercial uses, residential neighborhoods and open space areas.
[5]
Townhouses and multifamily units should be located near the nonresidential uses and open space areas.
[6]
Mixed-use neighborhoods should be designed so that the different housing types are well integrated, similar to patterns found in existing neighborhoods and developed blocks throughout the Borough.
[7]
The development achieves a level of development density consistent with that provided in § 255-123, Area and bulk regulations;
[8]
Opportunities for shared parking should be promoted in order to minimize unnecessary impervious paving (See Figure 255-125.B.3);
[9]
The proposed development is designed in such a way that it is well integrated with adjacent land uses. "Integrated" means that uses are within a comfortable walking distance (1/8 mile) and are connected to each other with direct, convenient and attractive sidewalks and/or pathways (See Figures 255-125.B.3 and 255-125.B.4); and/or
[10]
The proposal contains an equally good or superior way to achieve the above criterion.
 Figure 255-125.B.1 |
 Figure 255-125.B.2 |
 Figure 255-125.B.3 |
(2)
Criterion No. 2: Pedestrian Access, Safety and Comfort.
(a)
All portions of the development are accessible by a direct, convenient, attractive, safe, and comfortable system of pedestrian facilities, and the development provides appropriate pedestrian amenities. The design of buildings supports a safe and attractive pedestrian environment.
(b)
Guidelines:
[1]
Pedestrian facilities as defined in Criterion No. 4(D) connect the development to adjacent land uses and provide connections through the development to the public street right-of-way;
[2]
Sidewalks and/or plazas are provided with weather protection (e.g., awnings/canopies), and a street furnishing zone on both sides of every public and private street. Appropriate pedestrian amenities (e.g., street tree well cut-outs, and space for outdoor seating, bus/transit waiting areas, benches, trash cans, newspaper vending machines, mail boxes, sidewalk displays, public art, etc.), are provided in the street furnishing zone (See Figure 255-125.B.5). Additional hardscaped pedestrian areas should be promoted around principal buildings and as walkways between the building, public spaces and public streets. Each development should have a pedestrian walkway system that is designed to connect principal buildings with adjoining development. In lieu of sidewalks in the public right-of-way of streets, the Borough may allow pathways to be located on private property, provided pedestrian easements are dedicated to public use. Convenient pedestrian access to transit stops shall be provided;
[3]
Parking and vehicle drives should be located away from building entrances, and not between a building entrance and the street, except as may be allowed when a direct pedestrian connection is provided from the sidewalk to the building entrance, consistent with Criterion No. 4(D), below (See Figure 255-125.B.4 and Figure 255-125.B.6);
[4]
Surface parking should be oriented behind or to the side of a building when possible; parking should be accessed from an alley whenever possible; and parking should not be located on street corners; and/or
[5]
The proposal contains an equally good or superior way to achieve the above criterion.
 Figure 255-125.B.4 |
 Figure 255-125.B.5 |
 Figure 255-125.B.6 |
 Figure 255-125.B.7 |
(3)
Criterion No. 3: Street Connections and Urban Design Characteristics.
(a)
The development is part of a connected street system that serves vehicles, pedestrians and bicycles. Proposed street connections and urban design characteristics of proposed streets should reference recommendations and guidelines defined in the Carlisle Urban Redevelopment Plan and the Carlisle U.S. EPA Brownfields Area-Wide Plan.
(b)
Guidelines:
[1]
Public or private streets connect the development to adjacent neighborhoods and zoning districts;
[2]
Public streets are preferred over private streets to accommodate through traffic;
[3]
Pedestrian connections should equal what would be available if they were on a street [i.e., distinct from vehicle lane, minimum clear space, Americans With Disabilities Act accessible, direct rate with minimum interruption, shade by day and light by night, connects to a destination that attracts pedestrian activity (front door of commercial use, public plaza/park, residence, transit stop, true street, etc.)];
[4]
Streets within developments should be interconnected with each other and with streets on abutting properties in a grid or modified grid pattern connecting to major roads and existing streets to facilitate alternatives for access that will avoid congesting major intersections and roads serving Borough-wide transportation needs.
[5]
Streets generally follow the public realm/streetscape standards as shown in typical cross-sections by street or roadway (See Figures 255-125.B.8 through 255-125.B.11); and/or
[6]
The proposal contains an equally good or superior way to achieve the above criterion.
 Figure 255-125.B.8 - Carlisle Springs Road Typical Standard |
 Figure 255-125.B.9 - B Street Typical Standard |
 Figure 255-125.B.10 - C & D Streets Typical Standard |
 Figure 255-125.B.11 - C & D Streets Alternative Standard with Raised Front Yards |
 Figure 255-125.B.12 |
(4)
Criterian No. 4: Creating and Protecting Public Civic Spaces.
(a)
The development proposal should provide usable public space, and recognizes and responds appropriately to existing or planned public spaces (e.g., parks, civic buildings and spaces, transit stops, sidewalks, plazas, and similar spaces). Public spaces are "public" when they are within view of a street or other public space, accessible by pedestrians, and can be occupied by people. Proposed public and civic spaces should reference recommendations and guidelines defined in the Carlisle Urban Redevelopment Plan and the Carlisle U.S. EPA Brownfields Area-Wide Plan. All developments should strive to meet all of the following guidelines.
(b)
Guidelines:
[1]
Public spaces should be designed so they are integrated into the design of the overall development and not as residual or peripheral "left over" spaces.
[2]
Public space should be designed to accommodate a combination of programmed and un-programmed uses and activities.
[3]
The following are examples of public civic spaces that should be utilized as models within the urban mixed use district.
[a]
Park: A park may be independent of surrounding building frontages. Its landscape shall consist of paths and trails, meadows, waterbodies, woodland and open shelters, passive and active recreation as well as be naturalistically disposed. Parks may be lineal, following the trajectories of natural corridors. The minimum size is typically three acres. The park may serve a secondary purpose of stormwater management. (See Figure 255-125.B.13).
 Figure 255-125.B.13 |
[b]
Green: A green may be spatially defined by landscaping rather than building frontages. Its landscape shall consist of lawn and trees and small-scale active recreation facilities and be naturalistically composed. The typical size is 1/2 acre to eight acres. The green may serve a secondary purpose of stormwater management. (See Figure 255-125.B.14).
[Amended 5-12-2016 by Ord. No. 2243, approved 5-12-2016]
 Figure 255-125.B.14 |
[c]
Square: A square is spatially defined by building frontages. Its landscape shall consist of paths, gardens, pavilions, lawns and trees, formally composed. Squares shall be located at the intersection of important thoroughfares and should be bounded on all sides by public rights-of-way or streets. The size is typically 1/4 acre to five acres. The square may serve a secondary purpose of stormwater management. (See Figure 255-125.B.15).
[Amended 5-12-2016 by Ord. No. 2243, approved 5-12-2016]
 Figure 255-125.B.15 |
[d]
Plaza: A plaza shall be spatially defined by building frontages. Its landscape should consist primarily of pavement. Trees should be included but are optional. Plazas should be located at the intersection of important streets. The typical size should be 1/8 acre to two acres. The plaza may serve a secondary purpose of stormwater management. (See Figure 255-125.B.16).
[Amended 5-12-2016 by Ord. No. 2243, approved 5-12-2016]
 Figure 255-125.B.16 |
[e]
Playground: A playground shall be fenced and may include an open shelter. Playgrounds shall be interspersed within residential areas and may be placed within a block. Playgrounds may be included within parks and greens. There should be no minimum or maximum size. (See Figure 255-125.B.17).
 Figure 255-125.B.17 |
[f]
Community garden: A community garden may be fenced and may include a tool shed. Running water should be provided. Community gardens should be interspersed within residential areas and may be placed within a block or included within parks and greens. There should be no minimum or maximum size. (See Figure 255-125.B.18).
 Figure 255-125.B.18 |
[g]
Neighborhood multipurpose field: A neighborhood multipurpose field may be spatially defined by landscaping rather than building frontages. There should be a twenty-foot clear zone at the perimeter for viewing, and it should be landscaped with canopy trees. If this area is adjacent to a thoroughfare, the street trees may provide the necessary shade. The minimum size should be three acres. This field may serve a secondary purpose of stormwater management. (See Figure 255-125.B.19).
[Amended 5-12-2016 by Ord. No. 2243, approved 5-12-2016]
 Figure 255-125.B.19 |
[h]
Ramble: A ramble is spatially defined by rear lanes or alleys and the rear yard of the perimeter buildings. The minimum size is 1/4 acre and the maximum size is five acres. This ramble may serve a secondary purpose of stormwater management. (See Figure 255-125.B.20).
 Figure 255-125.B.20 |
(5)
Criterion No. 5: Context-Sensitive Building Design.
(a)
Building facades are designed with an emphasis on pedestrian activity and relation to "human-scale" versus automobile and high-speed vehicular traffic, for aesthetic appeal, pedestrian comfort, and compatibility with the design character of the district and/or neighborhood.
(b)
Guidelines:
[1]
Develop project architectural character from common aspects of the built, natural and cultural characteristics of Carlisle Borough and Cumberland County, including traditional building materials and styles to develop a subtle theme of color and structure as an appropriate guide for new and modern development or redevelopment;
[2]
Utilize the continuity of the local enduring building sizes and a visual rhythm of form and volume from town and village streetscapes, marketplaces and college campuses to imbibe variety and interest in building facades and minimize the single stretch of facade mass of commercial space needed by potential "anchor uses";
[3]
Pattern street-level and upper-level architectural detailing treatments as complimentary yet varied elements to adjacent buildings and subtle, positive references to building function;
[4]
Select roof forms to complement panoramic views of the development in the surrounding landscape;
[5]
Provide a visual rhythm within the streetscape through siting of buildings with varying setbacks, roof styles, and attention to window and door placement. Long, unbroken facades are discouraged;
[6]
Emphasize relationships of buildings to public spaces such as streets, plazas, other public and private open spaces, and public parking; and/or
[7]
The proposal contains an equally good or superior way to achieve the above criterion.
§ 255-126 Additional requirements.
[Amended 5-14-2015 by Ord. No. 2222, approved 5-14-2015; 5-12-2016 by Ord. No. 2243, approved 5-12-2016; 9-12-2019 by Ord. No. 2344, approved 9-12-2019; 7-10-2025 by Ord. No. 2460, approved 7-10-2025]
C.
Vehicular circulation, parking and loading (see Article XXV). The following regulations are in addition to Article XXV.
(1)
Parking and vehicle drives shall be located away from building entrances and not between a building entrance and the street, except as may be allowed when a direct pedestrian connection is provided from the sidewalk to the building entrance (Figure 255-125.B.4).
(2)
Surface parking shall be located behind or to the side of a building unless proven by the applicant to be otherwise unfeasible.
(3)
Parking shall be accessed from an alley when possible.
(4)
Parking shall not be located on street corners.
(5)
For the purpose of reducing headlight glare and softening the visual effect of parking areas, all parking areas fronting on streets (versus alleys) shall be screened by (i) a decorative wall comprised of architectural block, stone, brick or other similar material, (ii) evergreen landscaping, or (iii) a combination of (i) and (ii), and such screen shall have a minimum height of four feet, and a maximum height of six feet, save and except landscaping, which may exceed this limit.
(6)
The amount of required off-street parking shall be reduced by one off-street parking space for every on-street parking space adjacent to the parking generating use. On-street parking shall follow the established configuration of existing on-street parking, subject to Borough standards, except that angled parking may be allowed for some streets, as approved by the Borough. The Borough shall maintain a written record of credits granted per each use.
(7)
Surface parking shall not exceed 100% of the minimum parking requirement for the subject land use(s). Exemptions to the standard can be approved through site/design review for developments that provide parking structures, shared parking, valet parking spaces, or similarly managed parking facilities to achieve a reduction of impervious land coverage in relation to the standard requirement provided solely as surface parking.
(8)
A density or floor area bonus of one building story shall be granted for one story of structured parking provided in a building, subject to building height limitations for the zoning district subject to a conditional use review.
(9)
Valet parking is permitted where a valet parking plan is approved by the Borough with the site/design review application. Valet parking shall allow stacking of smaller parking spaces with less space devoted to drive aisles.
D.
Density and overall mixture of uses requirements. Mixed-use developments shall have a minimum overall density of 10 dwelling units per residential acre, which shall be calculated based on the lot area proposed for residential use only. The acreage used to determine residential density may not include nonresidential use areas, the ultimate right-of-way of existing streets, or the minimum required open space area.
(1)
Within mixed-use developments, all land shall be divided into lots and streets, with the tract divided into residential areas, nonresidential areas, open space areas, existing streets, and/or proposed streets. All lots within the UM Urban Mixed Use District shall meet the following minimum/maximum use area requirements:
(a)
Open space/recreation area: A minimum of 30% of the gross area of the mixed-use development tract shall be designated for public common open space use to be utilized as parks, public squares, community greens, recreation areas and venues for organized, municipally sanctioned events.
(b)
Nonresidential area: A minimum of 15% and a maximum of 50% of the gross area of the mixed-use development shall be designated nonresidential uses. Lands offered for public buildings may be considered in this classification, subject to the discretion of the Borough Council.
(c)
Residential area: A minimum of 20% and a maximum of 55% of the gross area of the mixed-use development shall be designated as residential use. All residential unit types in the UM Urban Mixed Use District must include the minimum square footage of living space defined within this chapter.
(2)
For determining density and mixed use requirements, when residential and nonresidential uses are located on a lot but these uses are in separate portions of a building or in separate buildings, each different use shall be assigned an equivalent lot area that represents a comparative ratio of the building volumes and area of site improvements provided for each use.
(3)
Areas of tracts within the street ultimate rights-of-way of existing or proposed streets shall not be considered as part of a residential, nonresidential, or open space use area when calculating gross area.
(4)
Areas of on-site stormwater management facilities shall not be considered as part of a residential or nonresidential development area. On-site stormwater management areas can be considered as part of the public open space use area only if the areas are designed to also accommodate extensive public access and use as passive or active recreation space including: plaza, pocket-parks, garden areas (including native habitat enhancements) play-lots, amphitheater, etc. or as defined in design guidelines Criterion No. 4: Creating and Protecting Public Civic Spaces.
E.
Residential mixture of uses requirements. All residential portions of mixed-use developments shall meet the following residential housing type mix requirements:
(1)
Residential or mixed-use developments totaling five acres or less shall include at least two of the residential dwelling unit types identified under §§ 255-120.
(2)
Residential or mixed-use developments totaling greater than five acres, shall include at least three of the residential dwelling unit types identified under §§ 255-120, and no one dwelling unit type identified under § 255-120 shall exceed 50% of the total number of dwelling units in the development.
(3)
The combined number of garden apartment, mid-rise apartment, and mid-rise stacked flat dwelling units within a residential or mixed-use development of any size shall not comprise more than 70% of the total number of dwelling units in the development.
(4)
The following minimum dwelling unit sizes shall apply to all garden apartment, mid-rise apartment, and mid-rise stacked flats dwelling units:
Minimum dwelling unit size in square feet(Note*) | |
|---|---|
1 bedroom | 600 |
2 bedroom | 750 |
3 bedroom | 900 |
4 or > bedroom | 1,000 |
* | NOTE: Dwelling unit size shall be measured from the outside face of exterior wall to the centerline of interior demising walls and shall also include any balcony or porch that is exclusive to a single unit. |
F.
Additional transportation and roadway requirements.
(1)
The development shall implement all planned street connections, as designated by the Borough's Comprehensive Plan, Official Map, Carlisle Urban Redevelopment Plan and the Carlisle U.S. EPA Brownfields Area-Wide Plan;
(2)
When street connection(s) are not practicable, pedestrian connection(s), such as typically shown in the accompanying diagrams (Figures 255-125.B.6 and 255-125.B.7), are made to and through the development in lieu of planned street connection(s); and
(3)
Culs-de-sac shall be prohibited.
G.
Hours of operation. No retail use that is not located along an arterial street shall be open to the public between the hours of 12:00 midnight and 6:00 a.m. if the use shares one or more common vertical walls with a single-family semidetached dwelling or townhouse.
H.
Building location, massing and appearance.
(1)
To create variety along the streetscape, housing types shall be mixed along a street. A maximum of eight dwelling units may be located at the same front setback distance in a row along the same side of a street without a visual break.
(2)
Varying front setbacks shall be utilized, allowing a maximum of 24 dwelling units in the row.
(3)
Visual breaks shall be created between housing units of the same type by a commercial building, at least four dwelling units of a different housing type or by open space with at least 50 feet of frontage on the street.
(4)
The maximum number of single-family dwelling units or buildings consisting of a complex of multifamily units, in a row along one side of a street shall conform to the table shown below:
Residential Dwelling Type | Maximum Number of Units in Row |
|---|---|
Single-family detached dwelling | 10 |
Single-family semidetached dwelling | 10 |
Two-family semidetached dwelling | 12 |
Two-family detached dwelling | 12 |
Townhouses | 16 |
Garden apartments | 2 buildings |
Mid-rise apartments | 2 buildings |
Mid-rise stacked flats | 2 buildings |
(5)
In the UM Urban Mixed Use District, the building(s) shall have at least one primary entrance facing every abutting street, or is/are directly accessed by a sidewalk or plaza within 20 feet of the primary entrance.
(6)
Building entrances in the UM Urban Mixed Use District shall be provided on all building facades oriented to a street.
(7)
Every building has at least one entrance that does not require passage through a parking lot or garage to gain access.
(8)
Corner buildings have corner entrances whenever possible.
(9)
At least 60% of the building's front facade (measured horizontally in linear feet) is located in line with the front facade of majority of the existing or proposed buildings along the primary street frontage.
(10)
At least 50% of the front facades of nonresidential buildings that face a public street, public space, residential district boundary, residence or residential use must be constructed of glass and/or decorative masonry (such as brick) (See Figure 255-125.B.7).
I.
Design review procedures.
(1)
The UM Urban Mixed Use District design review procedures shall be an extension of the requirements of Chapter 226, Subdivision and Land Development. Specific requirements of the UM Urban Mixed Use District apply to those tracts within the Urban Mixed Use Zoning District only, as shown on the Zoning Map.
(2)
Plan review procedure. The plan review procedure for proposed subdivisions and land developments within the UM Urban Mixed Use District shall be in accordance with the procedures of Chapter 226, Subdivision and Land Development, except that the following shall apply:
(a)
Prior to the submission and review of preliminary plans as provided in Chapter 226, an applicant is encouraged but not required to meet with the Carlisle Borough staff to engage in an informal discussion of proposed development and its relationship to UM requirements. The Borough staff may meet with an applicant to informally discuss the proposed development and its relationship to UM requirements prior to formal plan submission, to assist an applicant in understanding the design goals and objectives for the UM District. This meeting is advisory only and the opinions expressed by Carlisle Borough staff during the meeting are not binding.
(b)
Prior to the submission and review of preliminary plans, sketch plans meeting and/or the submission of a sketch plan is encouraged, but it is not a mandatory requirement.